Orlando is another great market where land is a little more affordable. only issue in Miami is cost of land. you can do it more efficiently in central florida. the same plot of land is about 1/3 the price and about 10 miles closer to the main areas. don't be afraid to look at tampa too. we are identifying gaps in the market where we can build and develop for others at a discount and they can refinance their cash out.

It has been longer when there are title issues, shorter sometimes.My last one was, I won the bid 9/5. 

If you go this route, you may not need a property manager, especially if you are local and enjoy dealing with landlord/tenant issues.

This could potentially get around that issue.

He did an inspection when I took out a load bearing wall and ran some new outlets and lighting circuits,  didn't have any issue with me doing all that myself.  

How do you deal with the zoning issue with your clients?

I'm originally from San Francisco and ran into the same issue.

Another concern i have is the backyard has a BIG hill which is pretty dangerous to mow and could be a liability, however i could always include lawn care as part of the rent to avoid safety issues.

The $10k wasn't the issue (though it's a lot of money), it was the now-or-never nature of how I was required to decide, sign their contract, and pay--no trial run, no sample materials of the course--not to mention they have zero mentors physically here in Michigan and don't plan to.I, too, live in the Detroit Metro area so it would be great if you could connect me with your RE agent friend.- Joe   

Do not allow deadlines to float... the minute someone is late, start with the legal requirements even if you like them and believe it's a temporary issue.